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HomeMy WebLinkAboutPROSPECT RIDGE MULTIFAMILY - PDP230015 - SUBMITTAL DOCUMENTS - ROUND 1 - TRAFFIC STUDYkimley-horn.com 6200 South Syracuse Way, Suite 300, Greenwood Village, CO 80111 303 228 2300 August 23, 2023 Mr. Bryan Byler Pacific North Enterprises 900 Castleton Road, Suite 118 Castle Rock, CO 80109 Re: Prospect Ridge Lot 1 Traffic Compliance Letter Fort Collins, Colorado Dear Mr. Byler, This letter has been prepared to provide a trip generation comparison for Prospect Ridge Lot 1 proposed to be located to the northeast of the I-25 and Prospect Road interchange in Fort Collins, Colorado. The project is proposed to include 233 multifamily low-rise housing dwelling units. Prospect Ridge Lot 1 was included as part of the overall traffic impact study completed in May 2022 for the Prospect/I-25 ODP Amendment development. Applicable documents from the original traffic study as well as a conceptual site plan for this project are attached. Regional access to Prospect Ridge Lot 1 will be provided by Interstate 25 (I-25), while primary access will be provided by Mulberry Street (SH-14), Prospect Road, and the future extension of Carriage Parkway. Direct access to the site is proposed with two full movement stop-controlled accesses that will connect to the future Prospect Ridge Drive alignment. Prospect Ridge Drive is proposed to have access along the west side of the Carriage Parkway extension roughly 500 feet to the north of Prospect Road, with Carriage Parkway anticipated to connect to Prospect Road at the existing location of the I-25 Frontage Road to the east of I-25. SITE INFORMATION AND TRIP GENERATION COMPARISON Prospect Ridge Lot 1 is proposed to include a total of 233 multifamily low-rise housing dwelling units dispersed through several separate buildings onsite. Two full movement accesses are proposed into the site along the future Prospect Ridge Drive roadway alignment and are recommended to operate with stop control with an R1-1 “STOP” sign posted on the exiting approach of each of these accesses. Site-generated traffic estimates are determined through a process known as trip generation. Rates and equations are applied to the proposed land use to estimate traffic generated by the development during a specific time interval. The acknowledged source for trip generation rates is the Trip Generation Manual1 published by the Institute of Transportation Engineers (ITE). ITE has established trip rates in nationwide studies of similar land uses. For this study, Kimley-Horn used the ITE Trip Generation Manual fitted curve equations that 1 Institute of Transportation Engineers,Trip Generation Manual, Eleventh Edition, Washington DC, 2021. Prospect Ridge Lot 1 196395003 Page 2 kimley-horn.com 6200 South Syracuse Way Suite 300, Greenwood Village, CO 80111 303 228 2300 apply to Multifamily Low-Rise Housing (ITE Land Use Code 220) for traffic associated with this development. Of note, the original traffic study proposed 324 multifamily low-rise housing dwelling units in this same parcel, while this current proposal anticipates only 233 dwelling units of the same category, a decrease of 91 dwelling units. The following table summarizes the estimated trip generation for traffic associated with the development (calculations attached). Prospect Ridge Lot 1 Traffic Generation Comparison Land Use and Size Weekday Vehicles Trips Daily AM Peak Hour PM Peak Hour In Out Total In Out Total Previous Study –Prospect/I-25 ODP Amendment Traffic Study Multifamily Low-Rise Housing (ITE 220) – 324 Dwelling Units 2,154 30 93 123 101 59 160 Current Proposal –Prospect Ridge Lot 1 Multifamily Low-Rise Housing (ITE 220) – 233 Dwelling Units 1,570 23 72 95 76 45 121 Net Difference in Trips -584 -7 -21 -28 -25 -14 -39 As shown in the table and based on ITE Trip Generation calculations, Prospect Ridge Lot 1 is expected to generate approximately 1,570 weekday daily trips, with 95 of these trips occurring during the morning peak hour and 121 of these trips occurring during the afternoon peak hour. The previous study completed for the overall Prospect Ridge area expected 91 additional dwelling units within Lot 1 and was calculated to generate 2,154 weekday daily trips with 123 of these trips occurring during the morning peak hour and 160 of these trips occurring during the afternoon peak hour. The current proposal is expected to generate 584 fewer weekday daily trips, with 28 fewer morning peak hour trips and 39 fewer afternoon peak hour trips when compared against the applicable development area from the original traffic study. As such, it is believed that this proposed development is in traffic compliance with the originally conducted traffic impact study completed in May 2022. Prospect Ridge Lot 1 196395003 Page 3 kimley-horn.com 6200 South Syracuse Way Suite 300, Greenwood Village, CO 80111 303 228 2300 CONCLUSIONS AND RECOMMENDATIONS Based on the traffic analysis presented in this report, Kimley-Horn and Associates, Inc. believes that Prospect Ridge Lot 1 will be successfully incorporated into the existing and future roadway network. The following outlines the conclusions and recommendations from our traffic analysis: · Two full movement accesses are proposed into the site along the future Prospect Ridge Drive roadway alignment and are recommended to operate with stop control with an R1-1 “STOP” sign posted on the exiting approach of each of these accesses. · The project is proposed to include a total of 233 multifamily low-rise housing dwelling units. The original traffic study completed for this area proposed 324 multifamily dwelling units. As such, the current proposal is anticipated to include 91 fewer multifamily dwelling units. · Prospect Ridge Lot 1 is expected to generate approximately 1,570 weekday daily trips, with 95 of these trips occurring during the morning peak hour and 121 of these trips occurring during the afternoon peak hour. The previous study completed for the overall Prospect Ridge area expected 2,154 weekday daily trips with 123 of these trips occurring during the morning peak hour and 160 of these trips occurring during the afternoon peak hour for the same Lot 1 development area. · The current proposal is expected to generate 584 fewer weekday daily trips, with 28 fewer morning peak hour trips and 39 fewer afternoon peak hour trips when compared against the original traffic study. As such, it is believed that this proposed development is in traffic compliance with the originally conducted traffic impact study completed in May 2022. If you have any questions or require anything further, please feel free to call me at (720) 943-9962. Sincerely, KIMLEY-HORN AND ASSOCIATES, INC. Jeffrey R. Planck, P.E. Project Traffic Engineer 08/23/2023 Trip Generation Worksheets Project Subject Designed by Date Job No. Checked by Date Sheet No.of TRIP GENERATION MANUAL TECHNIQUES ITE Trip Generation Manual 11th Edition, Fitted Curve Equations Land Use Code - Multifamily Housing (Low-Rise) (220) Independent Variable - Dwelling Units (X) X =233 T = Average Vehicle Trip Ends Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. (200 Series Page 255) Directional Distribution: 24%ent.76%exit. (T) = 0.31 (X) + 22.85 T =95 Average Vehicle Trip Ends (T) = 0.31 * (233.0)+ 22.85 23 entering 72 exiting 23 +72 =95 Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. (200 Series Page 256) Directional Distribution: 63%ent.37%exit. (T) = 0.43 (X) + 20.55 T =121 Average Vehicle Trip Ends (T) = 0.43 * (233.0)+ 20.55 76 entering 45 exiting 76 +45 =121 Weekday (200 Series Page 254) Directional Distribution: 50%ent.50%exit. (T) = 6.41 (X) + 75.31 T =1570 Average Vehicle Trip Ends (T) = 6.41 * (233.0)+ 75.31 785 entering 785 exiting 785 +785 =1570 Prospect Ridge: Lot 1 - Current Study Trip Generation for Multifamily Housing (Low-Rise) TJD 196395003August 17, 2023 Project Subject Designed by Date Job No. Checked by Date Sheet No.of TRIP GENERATION MANUAL TECHNIQUES ITE Trip Generation Manual 11th Edition, Fitted Curve Equations Land Use Code - Multifamily Housing (Low-Rise) (220) Independent Variable - Dwelling Units (X) X =324 T = Average Vehicle Trip Ends Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. (200 Series Page 255) Directional Distribution: 24%ent.76%exit. (T) = 0.31 (X) + 22.85 T =123 Average Vehicle Trip Ends (T) = 0.31 * (324.0)+ 22.85 30 entering 93 exiting 30 +93 =123 Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. (200 Series Page 256) Directional Distribution: 63%ent.37%exit. (T) = 0.43 (X) + 20.55 T =160 Average Vehicle Trip Ends (T) = 0.43 * (324.0)+ 20.55 101 entering 59 exiting 101 +59 =160 Weekday (200 Series Page 254) Directional Distribution: 50%ent.50%exit. (T) = 6.41 (X) + 75.31 T =2154 Average Vehicle Trip Ends (T) = 6.41 * (324.0)+ 75.31 1077 entering 1077 exiting 1077 +1077 =2154 Prospect Ridge: Lot 1 - Original Overall Study Trip Generation for Multifamily Housing (Low-Rise) TJD 196395003August 17, 2023 Original Traffic Study Documents PROSPECT / I-25 ODP AMENDMENT | TRAFFIC IMPACT STUDY CITY OF FORT COLLINS Rollins Consult LLC Prepared for: Pacific North Enterprises, LLC Traffic Impact Study Prospect / I-25 ODP Amendment May 24, 2022 PROSPECT / I-25 ODP AMENDMENT | TRAFFIC IMPACT STUDY CITY OF FORT COLLINS Rollins Consult LLC | 6 Figure 2 - Project Overall Development Plan PROSPECT & I-25 | LAND USE PLAN MAY 2022 NORTH SCALE: 1” = 160’ 0 80 160 320 Plan is for illustrative purposes only. Land uses, unit counts, square footage and site layout are subject to change as planning and design are further developed. Industrial (56.7 ac) Urban Estate (9.5 ac, 2 du/ac, 19 units) GC- AcƟ vity Center (16.4 ac)G Land Use Summary PA-1 GC - AcƟ vity Center 11.1 ac PA-2 GC - AcƟ vity Center 2.3 ac PA-3 GC- AcƟ vity Center 3.0 ac PA-4 Industrial 3.7 ac PA-5 Industrial 23.2 ac PA-6 Industrial 11 .7 ac PA-7 Industrial 2.8 ac PA-8 Industrial 15.3 ac PA-9 Urban Estate 9.5 ac Prospect Rd I n d u s t r i a l L o c a l - 7 1 ’ Comm e r c i a l L o c a l - 7 7 ’ 80’ Buī er 50’ Buī er 50’ Buī er 100’ Buī er/Trail 50’ Buī er/Trail 50’ Buī er/Trail Box Elder Creek Floodplain and Open Space 80’ Buī er/Trail 100’ Buī er/Trail Linear Park 25 La k e C a n a l Ti m n a t h R e s I n l e t C a n a l ( T R I C ) PSD High School Fox Grove Clydesdale Kitchell Subdivision Carria g e P k w y - 8 4 ’ AddiƟ on of PermiƩ ed Use Request for ResidenƟ al PROSPECT / I-25 ODP AMENDMENT | TRAFFIC IMPACT STUDY CITY OF FORT COLLINS Rollins Consult LLC | 18 3 PROJECT TRAVEL DEMAND This chapter provides an overview of the project and a description of the travel demand methodology to estimate vehicle trip generation, distribution, and assignment of project- generated traffic along area roadways and intersections. PROJECT CHARACTERISTICS The proposed Prospect / I-25 ODP Amendment allows for a mixture of land use. Figure 2 depicts large areas with use identified. For purposes of the traffic study, the following uses were assumed in the Planning Areas (PA). • PA 1 – 324 apartments, an 8 pump gas station/convenience store, 3,760 square feet of fast food with drive-thru. Access via the commercial street. • PA 2 – a 22,300 square foot grocery store. Access via the commercial street. • PA 3 – a 2-bay car wash, 2,450 square feet of retail, and a 2,750 square foot coffee shop with a drive-thru. Access via the commercial street. • PA 4 – Assisted Living with 124 beds. Future limited access to/from Prospect Road. • PA 5 – 325,000 square feet of Industrial Park. Access via the commercial street, an access drive to Carriage Parkway (referred to as intersection 7), and the industrial street/high school street (intersection 9). • PA 6 – 47,200 square feet of Office plus 158 live/work units (with 69,400 square feet of office and 23,100 square feet of retail). Access via the commercial street, an access drive to Carriage Parkway (referred to as intersection 7), and the industrial street/high school street (intersection 9). • PA 7 – 96,950 square feet of mini-warehouse with direct access to Carriage Parkway (intersection 8). • PA 8 – Although this is identified as industrial there is a potential for this area to be residential. It was assumed to be 15 single family and 83 multifamily dwellings. Access via a residential street connection to Carriage Parkway (intersection 10). • PA 9 – 19 Single family dwellings. Access via a residential street connection to Carriage Parkway (intersection 10). The ODP includes the connection of Carriage Parkway south to Prospect Road. This roadway will also accommodate a planned connection to the high school. There is a pedestrian and bike trail that is in the western and southern areas of the site. This trail would link to trails on the west side of I-25 via an undercrossing at I-25. PROSPECT / I-25 ODP AMENDMENT | TRAFFIC IMPACT STUDY CITY OF FORT COLLINS Rollins Consult LLC | 19 PROJECT TRIP GENERATION The trip generation characteristics of the project were estimated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition. Table 5 provides the trip generation estimated for the project. As indicated in the table, the full buildout of the project is estimated to generate approximately 19,722 daily trips, 1,449 morning, and 1,733 evening peak hour trips. Table 5 – Estimated Project Trip Generation ITE Trip Generation 11th Edition PROJECT TRIP DISTRIBUTION | ASSIGNMENT The distribution of the project traffic onto the roadway system was based on the existing peak hour traffic counts, the roadway network, the proposed land use, the location of the project within the region and the City of Fort Collins, traffic forecasts from the North Front Range Metropolitan Planning Organization. The overall project trip distribution for each land use element is depicted on Figure 5. The resulting project assigned peak hour traffic volumes is shown on Figures 6 and 7. Project IN Out Total IN Out Total Single-Family Detached 210 34 374 7 21 28 23 13 36 Multi-Family Low Rise 220 407 2,684 36 113 149 123 72 196 Live Work Townhome 220 138 960 16 50 66 50 30 80 Live Work Office 712 69.4 998 95 21 116 51 99 150 Live Work Retail 822 23.1 1,206 33 22 55 76 76 152 Office 712 47.2 679 65 14 79 35 67 102 Assisted Living Beds 254 124 322 13 9 22 12 18 30 Fast -Food w Drive- Thru 934 3.76 1,758 86 82 168 65 60 124 Coffee with Drive Thru 937 2.75 1,467 120 116 236 54 54 107 Conv Store w Gas Stn (pumps)945 8.00 4,994 162 162 325 194 194 388 Retail 822 2.45 333 3 2 6 8 8 16 Grocery 850 22.30 2399 38 26 64 100 100 200 Car Wash & Detail Ctr (stalls)949 2.00 312 11 6 17 13 14 27 Industrial Park 130 325 1,095 90 21 111 24 86 111 Mini-Warehouse KSF 151 96.95 141 5 4 9 7 8 15 19,722 779 669 1,449 834 899 1,733TOTAL BUILDOUT ITE Land Use Code & Rates Project Trip Generation Land Use Land Use Code Dwelling Units KSF Daily AM PM PROSPECT / I-25 ODP AMENDMENT | TRAFFIC IMPACT STUDY CITY OF FORT COLLINS Rollins Consult LLC | 33 Figure 12 – Future Project Intersection Configurations PROSPECT / I-25 ODP AMENDMENT | TRAFFIC IMPACT STUDY CITY OF FORT COLLINS Rollins Consult LLC | 37 8 CONCLUSIONS This study was undertaken to analyze the potential long range traffic impacts of the proposed Prospect / I-25 ODP in the City of Fort Collins. The following summarizes the results of this analysis: • The proposed ODP consists of numerous land use elements: industrial, commercial, and residential. The site is approximately 115 acres. The roadway system includes the connection of Carriage Parkway from its current terminus south to Prospect Road. A pedestrian/bicycle trail is planned that will connect with a future I-25 underpass. • The site is located north of Prospect Road and east of I-25. This land is currently undeveloped. • The Project is expected to generate approximately 19,722 daily trips, 1,449 trips during the AM peak hour, and 1,733 trips during the PM peak hour. • Currently, the study intersections are operating at acceptable levels except for northbound CR 5 at Mulberry Street. • The ODP will require the following intersection improvements: o Provide dual eastbound left-turn lanes, a westbound right-turn lane, dual southbound left-turn lanes, and a continuous southbound right-turn lane at Carriage Parkway and Prospect Road. This intersection will require signalization. o Signalize Carriage Parkway at the Commercial Street. Provide 455 feet of spacing between the flow lines of the Commercial Street and Prospect Road. • Under both 2040 background and total conditions, the intersections are projected to operate acceptably. • The projected volumes on Carriage Parkway will range between 9,975 (south of Mulberry Street) to 17,750 (north Prospect Road). • For the pedestrian and bicycle characteristics that are provided in the ODP, it is anticipated that the levels of service will be acceptable and exceed some standards. Conceptual Site Plan TH I S D O C U M E N T , T O G E T H E R W I T H T H E C O N C E P T S A N D D E S I G N S P R E S E N T E D H E R E I N , A S A N I N S T R U M E N T O F S E R V I C E , I S I N T E N D E D O N L Y F O R T H E S P E C I F I C P U R P O S E A N D C L I E N T F O R W H I C H I T W A S P R E P A R E D . R E U S E O F A N D I M P R O P E R R E L I A N C E O N T H I S D O C U M E N T W I T H O U T W R I T T E N A U T H O R I Z A T I O N A N D A D A P T A T I O N B Y K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . S H A L L B E W I T H O U T L I A B I L I T Y T O K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . R Know what's below. Call before you dig. DESIGNED BY: DRAWN BY: CHECKED BY: DATE: NO . RE V I S I O N BY DA T E © 2 0 2 3 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 38 0 1 A U T O M A T I O N W A Y , S U I T E 2 1 0 FO R T C O L L I N S , C O L O R A D O 8 0 5 2 5 ( 9 7 0 ) 8 2 2 - 7 9 1 1 K: \ N C O _ C i v i l \ 1 9 6 3 9 5 0 0 3 _ P r o s p e c t R i d g e M u l t i f a m i l y \ C A D D \ P l a n S h e e t s \ C - S I T E . d w g PROJECT NO. SHEET 10/25/2023 AGR MH HPC OF 41 PR O S P E C T R I D G E M U L T I F A M I L Y PR E L I M I N A R Y D E V E L O P M E N T P L A N 196395003 NOT FOR Kimley-Horn and Associates, Inc. CONSTRUCTION FOR REVIEW ONLY 2 NORTH OV E R A L L S I T E P L A N PROPERTY LINE EXISTING LOT LINE EASEMENT LINE SETBACK LINE PROPOSED SWALE FLOWLINE NO PARKING STRIPING LEGEND SITE PLAN NOTES: 1.EXISTING CURB PAINT TO BE REPAINTED, SANDBLASTED, OR OTHER ALONG FIRE ACCESS ROUTE; COORDINATED WITH CONTRACTOR AND CLIENT. 2.PROPOSED SIDEWALK SHALL PROVIDE PUBLIC ACCESS BUT WILL BE PRIVATELY OWNED AND MAINTAINED. 3.SIDEWALKS AND RAMPS SHALL BE CONSTRUCTED IN COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT, ACCESSIBLE ROUTES SHALL SLOPE NO MORE THAN 1:20 IN THE DIRECTION OF TRAVEL AND NO MORE THAN 1:50 CROSS SLOPE. 4.DIMENSIONS ARE TO FACE OF CURB UNLESS OTHERWISE NOTED. 5.ALL INNER CURBED RADII ARE TO BE 3' UNLESS OTHERWISE NOTED. 6.ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASE UNLESS A PHASING PLAN IS SHOWN WITH THESE PLANS. 7.REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONS AND CONSTRUCTION INFORMATION FOR STORM DRAINAGE STRUCTURES, UTILITY MAINS AND SERVICES, PROPOSED TOPOGRAPHY, STREET IMPROVEMENTS. 8.REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS, AREAS AND DIMENSIONS OF ALL EASEMENTS, LOTS, TRACTS, STREETS, WALKS AND OTHER SURVEY INFORMATION. 9.THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS. AMENDMENTS TO THE PLANS MUST BE REVIEWED AND APPROVED BY THE CITY PRIOR TO THE IMPLEMENTATION OF ANY CHANGES TO THE PLANS. 10.ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED FROM VIEW FROM ADJACENT PROPERTY AND PUBLIC STREETS. IN CASES WHERE BUILDING PARAPETS DO NOT ACCOMPLISH SUFFICIENT SCREENING, THEN FREE-STANDING SCREEN WALLS MATCHING THE PREDOMINANT COLOR OF THE BUILDING SHALL BE CONSTRUCTED. OTHER MINOR EQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBING VENTS SHALL BE SCREENED OR PAINTED TO MATCH SURROUNDING BUILDING SURFACES. 11.SIGNAGE AND ADDRESSING ARE NOT PERMITTED WITH THIS PLANNING DOCUMENT AND MUST BE APPROVED BY SEPARATE CITY PERMIT PRIOR TO CONSTRUCTION. SIGNS MUST COMPLY WITH CITY SIGN CODE UNLESS A SPECIFIC VARIANCE IS GRANTED BY THE CITY. 12.FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGS MUST PROVIDE AN APPROVED FIRE EXTINGUISHING SYSTEM. 13.ALL BIKE RACKS PROVIDED MUST BE PERMANENTLY ANCHORED. 14.ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITY STANDARDS. ACCESSIBLE RAMPS MUST BE PROVIDED AT ALL STREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSIBLE PARKING SPACES. ACCESSIBLE PARKING SPACES MUST SLOPE NO MORE THAN 1:48 IN ANY DIRECTION. ALL ACCESSIBLE ROUTES MUST SLOPE NO MORE THAN 1:20 IN DIRECTION OF TRAVEL AND WITH NO MORE THAN 1:48 CROSS SLOPE. 15.COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS, AND TRAFFIC CIRCLES ADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY THE PROPERTY OWNER OF THE COMMON AREA. THE PROPERTY OWNER IS RESPONSIBLE FOR SNOW REMOVAL ON ALL ADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMON OPEN SPACE AREAS. 16.DESIGN AND INSTALLATION OF ALL PARKWAY/TREE LAWN AND MEDIAN AREAS IN THE RIGHT-OF-WAY SHALL BE IN ACCORDANCE WITH CITY STANDARDS. UNLESS OTHERWISE AGREED TO BY THE CITY WITH THE FINAL PLANS, ALL ONGOING MAINTENANCE OF SUCH AREAS IS THE RESPONSIBILITY OF THE OWNER/DEVELOPER. 17.THE PROPERTY OWNER FOR EACH RESIDENTIAL LOT IS RESPONSIBLE FOR SNOW REMOVAL ON ALL STREET SIDEWALKS ADJACENT TO EACH RESIDENTIAL LOT. 18.PRIVATE CONDITIONS, COVENANTS, AND RESTRICTIONS (CC&R'S), OR ANY OTHER PRIVATE RESTRICTIVE COVENANT IMPOSED ON LANDOWNERS WITHIN THE DEVELOPMENT, MAY NOT BE CREATED OR ENFORCED HAVING THE EFFECT OF PROHIBITING OR LIMITING THE INSTALLATION OF XERISCAPE LANDSCAPING, SOLAR/PHOTO-VOLTAIC COLLECTORS (IF MOUNTED FLUSH UPON ANY ESTABLISHED ROOF LINE), CLOTHES LINES (IF LOCATED IN BACK YARDS), ODOR-CONTROLLED COMPOST BINS, OR WHICH HAVE THE EFFECT OF REQUIRING THAT A PORTION OF ANY INDIVIDUAL LOT BE PLANTED IN TURF GRASS. 19.ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION, AS WELL AS STREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY. 20.FIRE LANE MARKING: A FIRE LANE MARKING PLAN MUST BE REVIEWED AND APPROVED BY THE FIRE OFFICIAL PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. WHERE REQUIRED BY THE FIRE CODE OFFICIAL, APPROVED SIGNS OR OTHER APPROVED NOTICES THAT INCLUDE THE WORDS NO PARKING FIRE LAND SHALL BE PROVIDED FOR FIRE APPARATUS ACCESS ROADS TO IDENTIFY SUCH ROADS OR PROHIBIT THE OBSTRUCTION THEREOF. THE MEANS BY WHICH FIRE LANES ARE DESIGNATED SHALL BE MAINTAINED IN A CLEAN AND LEGIBLE CONDITION AT ALL TIMES AND BE REPLACED OR REPAIRED WHEN NECESSARY TO PROVIDE ADEQUATE VISIBILITY. 21.PREMISE IDENTIFICATION: AN ADDRESSING PLAN IS REQUIRED TO BE REVIEWED AND APPROVED BY THE CITY AND POUDRE FIRE AUTHORITY PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. UNLESS THE PRIVATE DRIVE IS NAMED, MONUMENT SIGNAGE MAY BE REQUIRED TO ALLOW WAY-FINDING. ALL BUILDINGS SHALL HAVE ADDRESS NUMBERS, BUILDING NUMBERS OR APPROVED BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE, VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY, AND POSTED WITH A MINIMUM OF SIX-INCH NUMERALS ON A CONTRASTING BACKGROUND. WHERE ACCESS IS BY MEANS OF A PRIVATE ROAD AND THE BUILDING CANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT, POLE, OR OTHER SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE. N CONTEXT MAP SCALE: 1" = 750' T PARKING COUNT PROPOSED ROAD SIGN PROPOSED LIGHT POLE PROPOSED TRANSFORMER PROPOSED ADA PARKING EXISTING FIRE HYDRANT PROPOSED FIRE HYDRANT PROSPECT ROAD PROJECT SITE LOT 1 6.80 AC. Lot 7 5.93 AC. Lot 8 7.90 AC. Lot 9 14.73 AC. Lot 11 3.07 AC. Lot 12 12.45 AC.Lot 13 6.90 AC. Lot 4 2.38 AC. Lot 6 2.62 AC.Lot 2 1.46 AC. Lot 10 9.26 AC. TRACT E TRACT F TRACT J TRACT Q TRACT H TRACT D TRACT M TRACT N TRACT B TRACT A PROSPECT MIDDLE/HIGH SCHOOL SUBDIVISION Lot 3 1.39 AC. TRACT K TRACT G LOT 5 1.06 AC. TRACT C IN T E R S T A T E - 2 5 HY D H YD H Y D HY D H YD HYD U D U D U D U D U D U D U D UD UD U D UD UD UD UD UD UD UD UD UD TC T VAULT F.O. C FO CT V T T T T T T VAN VAN 24.0 ' 24.0' 24. 0 ' 2 4 . 0 ' E M E R . A C C E S S E S M T 24. 0 ' 24 . 0 ' 2 4 . 0 ' 2 6 . 0 ' 5. 0 ' 9.0' TYP. 2 4 4 . 0 ' 2 4 4 . 0 ' 1 1 5 . 1 ' EXISTING FIRE HYDRANT EXISTING FIRE HYDRANT 9.0' TYP . 19 . 0 ' T Y P . 19. 0 ' T Y P . 9. 0 ' T Y P . 9. 0 ' T Y P . 19. 0 ' T Y P . 9.0 ' TY P . 19 . 0 ' 24 . 0 ' 1 9 . 0 ' T Y P . 1 7 6 . 2 ' LEASING 1,063 SF 2 4 . 0 ' 20' UTIL. ESMT 2 4 ' E M E R . A C C E S S E S M T 26' E M E R . ACCE S S E S M T 24' UTIL. & EMER. ACCESS ESMT PROPOSED FOREBAY PROPOSED SITE DRAINAGE TO RAIN GARDEN WITH FOREBAY 30.0' UTIL. ESMT 3 0 . 0 ' U T I L . E S M T CONCRETE-LINED SWALE PR O S P E C T R I D G E D R . TRACT E RUDOLPH FARM POND 1 T R A C T E TI M N A T H R E S E R V O I R I N L E T C A N A L LOT 2 1.46 AC. B U I L D I N G 6 9, 4 2 0 S F BUILDIN G 3 13,891 SF B U I L D I N G 2 1 3 , 8 9 1 S F LOT 1 6.80 AC. BUIL D I N G 4 10,2 9 3 SF BUILDING 1 (NORTH) 6539 SF 1 0 . 0 ' T Y P . 1 0 . 0 ' T Y P . 1 0 . 0 ' T Y P . 1 0 . 0 ' T Y P . 1 0 . 0 ' T Y P . 1 0 . 0 ' T Y P . BUIL D I N G 1 (SO U T H ) 6077 SF PROPOSED ACCESS DRIVE 6 . 0 ' PROPOSED ACCESS DRIVE PROPOSED TRASH ENCLOSURE (TYP) RUDOLPH FARM RAIN GARDEN 1 BUI L D I N G 5 12, 6 6 5 SF LOT 4 2.38 AC. 26 ' E M E R . AC C E S S E S M T L A K E C A N A L 50' TRA I L EASEM E N T 30' UTIL I T Y EASEM E N T PROPOSED CONNECTION TO COMMUNITY TRAIL 10' COMMUNITY TRAIL 9' U T I L I T Y E A S E M E N T 10 ' B U I L D I N G S E T B A C K PROSPECT RIDGE DR. 5' B U I L D I N G S E T B A C K 5' B U I L D I N G S E T B A C K 5' B U I L D I N G S E T B A C K 5' SIDEWALK 3 0 ' U T I L . E S M T 20' EX. DRNG ESMT PROPOSED BIKE RACK (TYP.) POOL & HOT TUB56.5'3 2 . 4 ' 6 2 . 2 ' 59.8 ' 56. 0 ' 2 4 6 . 0 ' 1 7 5 . 1 ' 59. 3 ' 109. 3 ' 59.0' 5.0' SIDEWALK 5.0' S I D E W A L K 5.0' SID E W A L K 5.0 ' S I D E W A L K 5.0 ' S I D E W A L K 56. 9 ' 57.2' 19. 0 ' TY P . 9. 0 ' T Y P .